I am nearing exchange of contracts for my apartment in Westcombe Park and the EA has just telephoned to warn that the purchasers are switching property lawyer. The reason given is that the mortgage company will only engage with solicitors on their approved list. On what basis would a leading mortgage company only deal with certain solicitors rather the firm that they want to select to handle their conveyancing in Westcombe Park ?
UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
We are purchasing a house and need a conveyancing solicitor in Westcombe Park who is on the Bank of Ireland conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Westcombe Park.
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who dealt with the conveyancing in Westcombe Park 5 years ago no longer exist. What are my next steps?
Gone are the days when you need to have the physical original deeds to prove you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
I opted to have a survey carried out on a house in Westcombe Park ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies tend refuse to issue a mortgage on this type of house.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Westcombe Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Westcombe Park to see if the conveyancing costs will increase in light of this.
I am looking for a conveyancing solicitor in Westcombe Park for my house move. Is it possible to check a firm’s record with the legal regulator?
Members of the public may review published Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training requirements.
Do you have any advice for leasehold conveyancing in Westcombe Park with the purpose of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Westcombe Park can be reduced where you instruct lawyers as soon as you market your property and ask them to put together the leasehold documentation which will be required by the buyers’ representatives. You believe that you know the number of years remaining on your lease but you should double-check by asking your lawyers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is less than 80 years. In the circumstances it is important at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. Some Westcombe Park leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you hold a share in a the Management Company, you should ensure that you hold the original share document. Organising a duplicate share certificate can be a time consuming formality and slows down many a Westcombe Park home move. Where a duplicate share is required, you should approach the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. If you have had conflict with your landlord or managing agents it is essential that these are settled prior to the flat being marketed. The buyers and their solicitors will be nervous about purchasing a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to unresolved.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Westcombe Park conveyancing firm to assist?
Absolutely. We are happy to put you in touch with a Westcombe Park conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Westcombe Park premises is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case related to 2 flats. The remaining number of years on the lease was 72 years.